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Asked by Zuglo, Albuquerque Meadows, Albuquerque, NM Wed Sep 19, 2012

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Answers

13
Linda Grey, Agent, Port Orange, FL
Thu Sep 20, 2012
Yes you can pay for and have an inspection done on a property before making an offer, but while you are doing that usually someone else will actually write that offer with a contingency to inspect and cancel and get it submitted and sometimes accepted as well, at which point you have paid for an inspection on a house that you will not be able to purchase. After doing this a couple of times you will find that it is just as good to have the contingency in the contract to purchase.
3 votes
Judi Monday,…, Agent, Green Valley, AZ
Wed Sep 19, 2012
While not at all typical, with the owner's permission you can have a home inspected before making an offer. Keep in mind that while you are going about getting the inspections done someone may come along and buy the house. The other pitfall is that you get the inspections done, like what you see and can't come to an agreement with the seller--in both situations you wind up with money out of your pocket and nothing to show for it.

Remember if you wait until you have an accepted offer and then do your inspections--you still have the opportunity to go back and negotiate either a credit or repairs; or you can walk from the deal if you really don't like what's found.
1 vote
Alan May, Agent, Evanston, IL
Wed Sep 19, 2012
Yes, it's possible to inspect prior to writing an offer, assuming that the seller will allow it.

However, it's not the same as test driving a car. It doesn't cost you anything to test drive a car, in fact it's rather fun. I don't know many people who "enjoy" a typical home inspection (excepting, perhaps the inspector)... and there's a cost to doing the inspection... in both time and money (often $350-$750.00 depending on property.)

Why would you spend $350.00 or more, before you even know if you can come to an agreement on a purchase price? Perhaps the seller isn't even willing to budge a dime.... and you have no intention of paying full price. Well, then you just wasted your inspection fee.

Better, in my opinion, to come to a meeting of the minds, regarding the sale... ie: purchase price, closing date, whether/which appliances will be left, who pays for transfer taxes... etc... and once you've come to some agreement, THEN have the property inspected. Most states purchase agreements allow for some type of negotiation, should some major defect be found.

Good luck.
1 vote
Leigh-Jo Anz…, Agent, Albuquerque, NM
Wed Sep 19, 2012
Hello,

Yes, it is possible, but there are some factors to consider. First, there is a possibility that you can have the seller pay for the inspection and if something is discovered that is not satisfactory, depending on the wording in the contract, you can use the findings to back out of the transaction or have the items repaired.

Next, if you pay for an inspection while not under contract with the seller, then another buyer swoops in and submits an offer that is accepted, then you just paid for an inspection for nothing. You don't want that to happen.

Finally, even if you have to pay for the inspection while under contract, you can still have terms in the contract that allow you to back out and receive a refund of your earnest money, or proceed forward with the possibility of having repairs made.

For information on home inspections, go to http://www.syan.com/home-inspections

The good news is, you have options if you have the contract properly written to protect your best interests. If you have any questions or would like to learn more about your options, contact me and we'll explore them.

Leigh-Jo
Syan Real Estate
Call/Text: (505) 730-8181
Web Reference:  http://www.Syan.com
1 vote
Tim Fish, Agent, Albuquerque, NM
Mon Sep 16, 2013
Hi Mary,

I usually tell people to get the inspection after an offer has been accepted. Reason being, if you are having an inspection done on a home and another offer comes in, you may have wasted $450 if the seller accepts another offer. Also, you can usually get the seller to pay for inspections.

Offers re 99% of the time contingent upon inspections any way. I do understand the "test drive" analogy but test drives are free! Inspections can add up quick. :) you just want to make sure the seller is locked down on your offer before you possibly start spending money.
0 votes
Mary Padilla, Agent, Albuquerque, NM
Thu Nov 1, 2012
You've had lots of answers so you probably don't need another one. But, my take on it is, WHY? The purchase agreement allows many "outs" for the buyer and one of them is the inspection. You can have that completed in as little as one week AND most often get the seller to pay for it. Once you have the report, if you don't like what you see, you can terminate the contract. IF there are many things that need to be repaired, it's back to the negotiating table to decide what the seller is willing to pay.

So, make the offer. If you like the home, chances are someone else will too!
0 votes
Annette Law…, Agent, Palm Harbor, FL
Wed Sep 19, 2012
Hello Z,
If you ever consider purchasing bank owned and/or auctioned homes, you bet you will inspect before making an offer. So, yes, it is absolutely possible.
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Is it customary? NO.
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Would it be beneficial? Yes. The more contingencies you can remove from your purchase offer the greater influence on the seller. The seller can see this as the buyer removing a negotiation obstacle from the process and will have more assurance the buyer will follow through.
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Yes, you will pay for the inspection. However, a agile real estate professional can help with a strategy to make this a minor issue.

Sometimes it's hard to proceed in defiance of local custom.
Find an agent who know how to position this strategy and be loyal to that professional.

Best of success to you,
Annette Lawrence, Broker/Associate
Remax Realtec Group
http://RealEstateMadeEZ.us
0 votes
Jean Feuillet…, Agent, Fort Lauderdale, FL
Wed Sep 19, 2012
Your client certainly can order and pay for an inspection prior to writing an offer. It's often the case with REOs.
0 votes
Jennifer Kni…, Agent, Rio Rancho, NM
Wed Sep 19, 2012
You ask an interesting question. Yes it would be possible to have the home inspected before writing an offer with the owner's permission. Without an accepted offer you would, however, be expected to pay for that inspection at the time it was conducted rather than paying for it at closing.
Another more important consideration is if the property you are interested in is a desirable one, there may be offers on it before you could get your inspection done. If you are seriously interested in a property and are fully qualified to purchase it, don't be afraid to make an offer and negotiate an acceptable price. The inspection process is a contingency in the purchase process. If an inspection reveals a defect or condition that you are not comfortable with and the seller can't remedy it to your satisfaction you may terminate the purchase contract with no further obligation to you. If you would like to discuss these issues further please don't hesitate to call me at 505-269-9641
0 votes
Arthur Miller, Agent, Albuquerque, NM
Wed Sep 19, 2012
Test driving a car is similar to previewing the house. The difference with car buying and house purchasing is really not a good comparison because I have never heard of a buyer having their own representative show them the dealer's cars. When you are looking for a house you can choose any REALTOR® to schedule showings and walk through the house exploring the pros and cons of each house. When you and your personal REALTOR® have chosen a house the next step is to construct a purchase agreement. This is the time to negotiate the price, closing costs, inspections, and deadlines.

You and the REALTOR® should have a pretty good understanding of the house and know how much emphasis needs to be put on repair costs that the seller will pay that is determined by the inspections. There is a paragraph that specifically identifies the limit on the amount the seller will pay for repairs. If the inspection reveals repairs that exceed the estimated amount of repairs then the contract can be terminated and you would not suffer and financial damages other than the inspections that you might have contracted to pay. It is very likely that if there is a surprise from the inspection report it is a surprise to the seller and they will have to change the "Seller's Property Disclosure". It is highly probable that they will cooperate with the buyer to make the necessary repairs bringing the house to a safe and compliant state for financing.

You can also bring your contractor along to provide quotes if it is determined that there are substantial repairs required. This can be done prior to the fully executed contract or after. There are many different situations (like new house competitively priced, foreclosure, short sale, major repairs needed, overpriced house, etc) that would change my game plan.
0 votes
Pat & Steve…, Agent, Westlake, OH
Wed Sep 19, 2012
It's possible. But, why spend money for an inspection, when another buyer can submit a purchase agreement and make your inspection expense a poor investment?
0 votes
Steve Quinta…, Agent, Albuquerque, NM
Wed Sep 19, 2012
It is possible to get an inspection before you make an offer. This is simply something to get worked out with the buyer. Logic suggests homeowners should get this before their home goes on the market, along with arrangements for a home warranty Think "Certified Pre-Owned". Contact me if you want to brainstorm how this might go for you.
0 votes
Shanna Rogers, Agent, Murrieta, CA
Wed Sep 19, 2012
Hi Zuglo,

I don't know of any seller that would allow this. I'm not sure of NM purchase contracts, but in CA we have inspection contingencies. This means you make your offer with the contingency of a home inspection. If for some reason the property does not 'pass inspection' (or the seller won't make the requested repairs) and you are still in your contingency period, you can cancel contract with no penalties (you would get your earnest money deposit back). Just make sure when you submit your offer, you have an inspection contingency in the contract.


Shanna Rogers
SR Realty
http://www.RealtyBySR.com
0 votes
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